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6.4 Item# 6.4. ry of I MEMORANDUM RiverTO: Planning Commission FROM: Steve Ach, City PlanneYCC DATE: October 28, 1997 SUBJECT: Request by Royal Oaks Realty for Preliminary Plat Approval, (Riverplace), Public Hearing Case No. P 97-16 Request Royal Oaks Realty is requesting a preliminary plat to subdivide 40 acres into 59 single family lots. Location North of U.S. Highway 10 along the Queen Avenue alignment; the East Half 1111 of the West Half of the Northeast Quarter of Section 31, Township 33, Range 26. Zoning/Land Use Rlb (Single Family Residential) /MR (Medium Density Residential) Attachments • Memo from the City Engineer dated October 24, 1997 • Location/zoning map • Letter from Sherburne County Highway Department • Minutes from Park and Recreation meeting • Development plans Overview The subject property is a 40 acre parcel of which approximately 14 acres in either part of the Elk River or islands within the Elk River that experience flooding. The remaining 26 acres lying south of the Elk River and north of Highway 10 is proposed to be subdivided into 59 single family lots as well as • reserving 1.8 acres for park purposes. The proposed plat is immediately east 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 •TDD &Phone: (612) 441-7420 • Fax: (612) 441-7425 Memo to Planning Commission/P 97-16 October 28, 1997 Page 2 • of Custom Motors Salvage Yard and west of a single family home which is located on a similar sized parcel. Roads The subdivision will be accessed by two new roads off the Highway 10 service road. The plat also provides for street extensions into the properties on either side of the plat. The service road along Highway 10 will eventually need to be upgraded to an urban standard. Staff is recommending the developers be responsible for upgrading that segment of frontage road along the front of their property. They may elect to improve the street at the same time they install the new streets in the plat, or pay the City an amount equal to having that street reconstructed at a later date along with a larger project. The service road is currently under the County's jurisdiction, however, the City has been maintaining this road for several years and is in the process of having it turned back to the City. The streets extending to the adjacent properties will be constructed along with this project to avoid any future surprises for residents. Existing Structures on Site The property currently has a single family home, garage and a few accessory • buildings. These structures will be removed to make way for the proposed development. All septic and wells must be appropriately abandoned and capped prior to beginning construction on site. Trees The property does have existing mature pine trees within the south quarter of the property primarily around the existing residence. There are also existing trees along the east and west sides of the property that, for the most part, fall on the adjacent properties. According to the grading plan the trees around the existing residence will need to be removed to make way for road construction and grading of the lots. Buffer to Custom Motors The developers are proposing to install a 15 foot landscaped buffer along the west property line to provide additional screening between this residential development and Custom Motors. Currently, there are existing trees along this property line; however, in order to establish an appropriate buffer, additional trees will need to supplement what is currently in place. The plans include providing groupings of Russian olive, evergreens and birch • clumps. \shrdoc\planning\pc\p97-16.doc Memo to Planning Commission/P 97-16 October 28, 1997 Page 3 • Additional Landscaping Staff has suggested additional landscaping be provided along the south side of those lots which are adjacent to the service road. This landscaping could consist of similar materials planted along the Custom Motors site and provide for some buffering for the residences along this service road. Park & Recreation Commission Recommendation The Master Park Plan has identified a neighborhood park for this area. The Park & Recreation Commission has therefore recommended two acres be dedicated as part of this plat in a location where the adjacent property, when it is developed, can add to the two acres to create a total of a 4 acre neighborhood park. The park shown on the plan is 1.8 acres in size; slightly less than the 2 acres recommended by the Park & Recreation Commission. The plat should be adjusted to meet the 2 acre recommendation. The 2 acres must be outside of the ponding area. The Park & Recreation Commission also indicated a desire to have Outlot A for public recreational purposes. However, given the fact that a portion of Outlot A is the river and the islands do flood, the Park & Recreation Commission was not willing to give any park credit for deeding Outlot A to the City. • Pedestrian System The Comprehensive Pedestrian System identifies the need for a trail along the north side of the service road. Therefore, it is recommended the developer install a 10 foot trail along with this project along that portion of the property which is adjacent to the service road. Construction of the trail at this time will not conflict with reconstructing the service road at a later date. Although the trail doesn't go anywhere at this time, installing the trail now will avoid any opposition from the neighboring homes. Lot Dimensions The current zoning of Rlb requires minimum lot sizes of 12,000 square feet. The lots adjacent to the Elk River are required to have a minimum lot size of 15,000 sq. ft. measured above the ordinary high water. The shoreland regulations which apply to this plat require that all lots adjacent to the river have a minimum lot width of 80 feet both at the setback line and at the ordinary high water level. Lot 13 does not meet this requirement, therefore, should be redesigned by eliminating the tail which extends down to the Elk River. The developer has the option to request a variance to the lot standards; however, staff doesn't believe the findings for granting a variance • could be met. \shrdoc\planning\pc\p97-16.doc Memo to Planning Commission/P 97-16 October 28, 1997 Page 4 • All of the other lots in the plat meet the minimum lot size requirements; however, according to the drainage plan, some lots have storm water ponds in their rear yards. Ponds of this nature are typically provided in developments, however, staff has recommended a reasonable flat and usable area behind the homes be provided before sloping down into the pond. The pond between Lots 1 - 6, Block 4 appears to have about 30 feet of flat area prior to beginning the slope down into the pond. However, Lots 13, 14 and 15 has a distance of only about 20 feet from the high water level of 878.9. The plat should be adjusted to redesign the pond to allow a little more area behind the homes before getting to the ponding area. The proposed design raises a few questions since the river could backflow into the rear yards up to an elevation of 878 (100 year elevation). In some cases, this may put the edge of water within 10'-15' of the back of a house, or walk- out elevation. In addition, the water level could be about 3 feet higher than the lowest floor elevation. This may present a problem if the water level doesn't go down in a reasonable amount of time allowing lateral movement through the soil towards the home's basement. Floodwav & Flood Fringe • Both of these designations apply to the property. The surveyor should identify and include on the proposed plat edge of the floodway. This is the actual channel of the watercourse and is the area required to carry or store the regional flow (i.e., 100 year event). No activity can occur within the floodway. The plans appear to respect the floodway; however, the boundary should be noted. The flood fringe is the area outside the floodway. This area can be filled; however, the lowest floor elevation must be 879.1 and an elevation of 878.1 must extend for a minimum of 15' around all structures. This may not be a problem; however, the engineer should denote this boundary on the plans. The flood fringe on this plat is primarily on the northeast corner of the plat. Redesign Considerations Based on staff's concerns with back yard ponds and lowest floor elevations adjacent to the river back flowing into these areas, modifications will need to be made to the plat. There are several alternative designs that can be made. The developers may have a plan at Tuesday's meeting. ID f:\shrdoc\planning\pc\p97-16.doc Memo to Planning Commission/P 97-1G October 28, 1997 Page 5 • Recommendation It is recommended the Planning Commission review the proposed plat and provide comments. However, based on the drainage issue staff is recommending the plat be redesigned and presented to the Planning Commission at the November meeting. If the Commission wishes to take action, the following conditions are recommended: 1. A DEVELOPER'S AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND CONDITIONS OF ALL THE IMPROVEMENTS. 2. COMMENTS OUTLINED IN THE CITY ENGINEER'S MEMO DATED OCTOBER 24, 1997 BE ADDRESSED AND INCORPORATED INTO THE PLANS. 3. DEVELOPER BE RESPONSIBLE TO CONSTRUCT A 10 FT. WIDE BITUMINOUS PATH ALONG THE NORTH SIDE OF THE SERVICE ROAD. A CREDIT OF $10 PER LINEAL FOOT FOR THE TRAIL WILL BE CREDITED TOWARDS THE DEVELOPER'S PARK DEDICATION. 4. WATER AVAILABILITY CHARGE IN THE AMOUNT OF $300 PER LOT BE PAID TO ELK RIVER MUNICIPAL UTILITIES. DEVELOPER SHOULD ALSO CHECK WITH ELK RIVER MUNICIPAL UTILITIES FOR ANY ADDITIONAL CHARGES RELATING TO WATER CONNECTION OR ELECTRIC FEES. 5. A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RECORDING THE PLAT. • 6. PARK LAND IN THE AMOUNT OF 2 ACRES BE DEDICATED WITH THE BALANCE OF THE PARK DEDICATION REQUIREMENTS BE PAID IN CASH. THE 2 ACRES DEDICATED FOR PARK SHALL NOT INCLUDE ANY PONDING AREA. 7. A LANDSCAPE PLAN BE PROVIDED ILLUSTRATING A BUFFER ALONG THE WEST PROPERTY LINE AND ALONG THE SOUTH ADJACENT TO THE SERVICE ROAD. 8. AN NPDES PERMIT BE OBTAINED PRIOR TO ANY GRADING OF THE SITE. 9. A COMPLETE GRADING, DRAINAGE AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO COMMENCING GRADING ON SITE. 10. STREET LIGHTS BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPAL UTILITIES. 11. APPROVAL FROM THE DNR SHALL BE OBTAINED ACKNOWLEDGING THE PLAT MEETS THEIR REQUIREMENTS. 12. APPROPRIATE DRAINAGE AND UTILITY EASEMENTS BE INCLUDED ON THE PLAT. 13. A DEVELOPMENT PLAN BE PROVIDED AND REVIEWED AND APPROVED BY THE CITY ENGINEER PRIOR TO ISSUANCE OF ANY BUILDING PERMITS. 14. THE PLAT SHALL BE REDESIGNED TO INCREASE THE REAR YARD AREA BEHIND LOTS 1 THROUGH 6, BLOCK 4 AND LOTS 13 THROUGH 22, BLOCK 5. S f:\shrdoc\planning\pc\p97-1G.doc Memo to Planning Commission/P 97-16 October 28, 1997 Page 6 15. THE FLOODWAY AND FLOOD FRINGE BE NOTED ON THE PLAT AND ALL 111/ REQUIREMENTS OF THESE ORDINANCES BE MET. 411 III f:\shrdoc\planning\pc\p97-16.doc • - I '" •:.) 192ND � II „ � m l:7-- _"`--`___ ' I jr i� FHA 11 I 4 ats�,� iliti gm. 191ST 1.11.1111.1111 SCG = f� I R+..� rnial — __ 0TH � raa V �Ilipa i ®'' � � r,aa..;��, lea ■..1�ai�. � _;�o�"��1t11m1 101)* `w �,t. anru mil� ♦ �� �irio � ��j i \�� 189TH / 1`," C / sout it•t° ht E,� 4>li r idoo ��—• = t • 0 en .� LOCATION C. tern+ I - k 111" arlift,:04t4c7. ORDNo .7:MG � .Rib WO II 186TH j. - .---4- . i. is- ~` `fir 'w III; ' • _ � • _ r 185TH .. .. sc;-, �I .1. IR�� V'LeI I LAKE- 184TH ■I WAITc .'•. COURT .. .Er1` 14.7 '� / 183RD 1.1 '''' 11131111 rENTE1______ -LASelli $14,>0.........,.. o • a] 7"®�9R'" �^ow NM tr- 15!!!'+175 �i� �� 7 !�`•� 1 82NDE!fit Man f. . >,e \.a■ •��r J a■�p a :n ti.ter. f M � �s ra��� 101911 Ea: yr �r a� . gi Q.E ♦ N :Hama mil 7. 7C • 161sT 0 °°" m►( d NMI OKe kiii,N /spm A ara.� ,46141.1_._----- . �� `• �!�Ri�yR®��o M 1q ldd�w bra! 160TH ��.00 1* WN 4! v� a- r d : 'Op.: 9 179Ththillil o oma ,, 111 � � 11�M 1°43 III=. m r ----- _--� � ,pro � -- O Il,p I `( N (1 ZONING . . 443, Cit1ijjver .- MAP P.O.Box 490 CASE: pi74. /ses 13065 Orono Parkway • Elk River, MN 55330 • , Sherburne County 54qhway De artment �"41:p� , Maim P.O. BOX 338 • ELK RIVER, MN 55330 • PHONE(612)441-1722 • FAX(612)441-2264 October 10, 1997 Mr. Steven B. Ach City Planner Elk River City Hall, P.O. Box 490 13065 Orono Parkway Elk River, MN 55330 RE: Riverplace Plat, comments Dear Mr. Ach: As requested, the following comments are provided regarding the above referenced plat: The County is in the process of researching the ownership of the service road adjacent to this plat and considering a possible turnback to the City of Elk River. We should discuss the need for right of way along this plat, it is proposed at 37 feet, would 50 feet be needed for the future. Access onto the Service Road will require a permit from this office. Stop signs for A and B Street at the Service Road will also be required. The stop signs are to be paid for by the developer and installed by our department. The developer is responsible for notifying the Highway Department when the access has been installed and is usable by the general public. Thank you for affording us the opportunity to review these plans. If you have any questions or require any additional information,please contact me at the number listed above. Sincerely, (SD Shelly Peder Cn, P.E. Assistant County Engineer ark&Recreation Meeting Minutes September • 10, 1997 Page 2 „...............:) -- connections from the Lafayette Woods 2nd and Cherrywood Hills. Signage will be placed at 193rd and Proctor stating no motorized vehicle traffic is allowed. Discussion followed regarding access to the properties south of 193rd if development were to occur. COMMISSIONER WESTRUM MOVED TO RECOMMEND CONSTRUCTION OF A 10 FT. WIDE BITUMINOUS TRAIL AS PART OF THE RESTORATION OF 193RD, AND A 12 FOOT WIDE TRAIL ALONG THE ABANDONED RAILROAD RIGHT OF WAY CONNECTING WITH WOODLAND TRAILS. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5.2. Phoenix Enterprises Request for Preliminary Plat (Hillside Crossing Four) Steve Ach indicated this request involves replatting Outlot A of Hillside Crossing (7 acres) into two commercial lots; one lot .8 acres and the remaining lot 6.2 acres. The Park and Recreation Master Park Plan does not indicate any park land needed for this area, and staff recommends a cash payment of park dedication fees. COMMISSIONER OLSON MOVED TO RECOMMEND CASH PAYMENT TO MEET PARK DEDICATION FEES FOR THE HILLSIDE CROSSING FOUR PLAT. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5.3. Phoenix Enterprises Request for Preliminary Plat (Hillside Crossing Five) • Steve Ach indicated this 3.5 acre plat will create two commercial lots. The Commissioners and staff discussed possible locations for a trail corridor. It was the consensus of the Park Commissioners to extend a trail along the NSP easement, over to the north side of the "no cut" property line up to Evans Street. COMMISSIONER MADSEN MOVED TO REQUEST THE DEVELOPER OF THE HILLSIDE CROSSING FIVE COMMERCIAL PLAT PROVIDE AN EASEMENT TO THE CITY COVERING THE 50 FT. WIDE "NO CUT" STRIP ON THE NORTHERN PORTION OF THE HILLSIDE CROSSING PLAT FOR TRAIL CONSTRUCTION, AND TO CREDIT THE DEVELOPER FOR TRAIL CONSTRUCTION COSTS TOWARD PARK DEDICATION FEES. COMMISSIONER WESTRUM SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5.4. Discuss Park Issues in Hillside Estates The Commissioners and staff discussed projected park needs in the Hillside Estates development. The developer, Rick Foster, was present to provide suggestions for location of some type of park area. It was the consensus to give further consideration to a centrally located 2 acre park, preferably adjacent to NSP powerline easement, with street and trail access for residents in the development. wiliaiRalles 5.5. Discuss Concept Plan by Royal Oaks Realty 0 Steve Ach explained Royal Oaks Realty is considering development of a 40 acre parcel lying north of Highway 10 and immediately east of Custom Motors Auto Salvage. Steve indicated the northerly 15 acres is probably undevelopable • • v • Park&Recreation Meeting Minutes September 10, 1997 Page 3 1111 because of flooding conditions. The Master Park Plan identifies a need for a neighborhood park in this vicinity. COMMISSIONER MADSEN MOVED TO RECOMMEND A 2 ACRE PARK SITE BE PROVIDED ON THE EAST PORTION OF THE PLAT CONCEPT PROPOSED BY ROYAL OAKS REALTY, AND TO ACCEPT CASH TO MEET THE REMAINING PARK DEDICATION REQUIREMENTS FOR THE PORTION OF THE PLAT OVER 20 ACRES. COMMISSIONER OLSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. 6. Update - Community Recreation-Jeff Asfahl Phil Hals, Streets/Parks Superintendent, provided the following update on possible sites for the proposed skatepark: Oak Knoll Site This site is located between Field No. 2 and 3. Ownership of this property is under negotiation by the City and School District due to the ALC project. 1910 and 1/2 off Jackson This city-owned lot is approximately 1 acre in size (175 x 220'). The grade is flat, with some slope toward the back of the property. Public Works Brush Site There are some property ownership issues regarding this site to be resolved between the City and School District. • Triangle Road Phil indicated the city owns a lot off Triangle Road in the Industrial Park which is approximately 150' x 210'. Members of the Commission felt this site is too remote and would be difficult to control. Jeff Asfahl indicated the Skateboarder's Association may need to begin looking to other property owners, churches, businesses, etc. for possible sites. Jeff also suggested the possibility of creating an area for the skakepark adjacent to proposed Lion's Park teen center. Chair Anderson suggested the Skateboarders Assoc. contact the School District regarding donating land jointly with the City for either the Oak Knoll site or the brush storage site near the public works building. Jeff noted the Youth Initiatives Task Force is planning to hold a large group meeting sometime this fall to regenerate interest and support. Jeff noted the Youth Athletic Complex is on track to open in the spring. Chair Anderson requested that a discussion regarding scheduling of the complex be placed on the October Park & Recreation agenda. Jeff updated the Commission on Otsego's decision to withdraw from the Community Recreation program. • • a • • RESTORATION SCHFDUI F RIVER P 1. INSTALL SILT FENCE PRELIMINARY GR • 2. BEGIN SITE CR SOL 5. STRIP TOPOP SOIL D. GRADE SITE IN THE c. TOPSOIL DISTURBED AREAS OF 3. SEED AND MULCH DISTURBED AREAS (WITHIN 14 DAYS FROM COMPLETION OF GRADING) ELK RIVER, M 4 UTILITY CONSTRUCTION 5. STREET CONSTRUCTION 6. SEED AND MULCH NEWLY DISTURBED AREAS (WITHIN 14 DAYS FROM COMPLETION OF GRADING) 7. INDIVIDUAL BUILDERS RESPONSIBLE FOR EROSION CONTROL AND RESTORATION FOR HOME CONSTRUCTION. 4. —4HE EA, Ni:JF THE w],?OF THE NE 1/4')f IEC/I \,,,,, 2636.81 I I N V �`\ � I) //� '' Al O `y OUTLOT A Al .;-", 4.f 11 >c / Illi ASN` 4i ,( ' '9i 1� Tg. wr .,,,, J N / B / 0e: •', I AIPI -EDGE Of WATER TAKEN o Q1 - m FROM AERIAL PHOTOGRAPH',c;— �? // DATED•-199J PF!? '.k '� p. o ,, R la �� , � i / Nf' .-" :, �/5 7 y ' �/ r I it LEGEND PROPOSED STREET LIGHT 1 "'j / O••. EXISTING UTILITY POLE / O EXISTING MAIL BOX -- .‹E Q ',..❑ EXISTING TELEPHONE BOX ROCK ENTRANCE DETA ' I EXISTING TREE NOT TO SCALE - EXISTING TREE UNE - EXISTING 10 FOOT CONTOUR INTERVAL / EXISTING 2 FOOT CONTOUR INTERVAL gV�F p,CE !//!!/!R �' ---- '>EXISTING CHAIN LINK FENCE al NP��P� "',/// CO EXISTING SEPTIC TANK /Q����///!�' •���'•..,i�,:�.,'b4 In .O. 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MIDWEST t/...STEEL ALAIT 5 pe..,ttn and tbot I ofl n a duly oet• POWORAILD VIM tt."'"•//, ' OL,,,,s.onol Ena.neer unden the lows owl moo motn1 . t$,tte ,t 61,,desofd Land Surveyors & Civil Engineers, Inc. 199 Coon Rapids Blvd 9 '..:fg:o-- Coott Rapids.Mo 55.33 1th di 2-7811-0900 bob 1112-7118-020,9 lob No ,•,-.6 Boob-Page 1.1.,_LO Acad rue ,4-,•ti C.., .k_N0...97 Re.ps(f ct on No 16'53 e)1997-Midwest Lend Surveyors k Civil Engineer..Ine -AO Bights Reserved eEmiED,)70..3- 6 al-7 RIVERI PRELIMINARY t • IN THE OF ELK RIVER, 11 Q r _ �E i,e.K iE• I =E9 -.,\ N/-8i3 J3` `.\ / 6 / 14, / ti iil sk �'\., Ai ;`e,"/1' /MH,S \\\ OUTLOT A /4' Y `/ 11 /11 1H, en ., k tum� .__i_______--.-.--- II 1 9'yk9 �`-`� bl S 544. V 1- --�' W s -EDGE a<WATER TAKEN �� rt FROM AERIAL PHOTOGRAPHY,-,; ..� u / DATED 4-1993 - i'f 8� I • • J/ LEGEND ,,1 / PROPOSED STREET UGHT 1 `f / DA•. EXISTING UTIUTY POLE / O EXISTING MAIL BOX Q m`o EXISTING TELEPHONE BOX M ` '5 EXISTING TREE - - EXISTING TREE UNE N EXISTING 10 FOOT CONTOUR INTERVAL !T -' - EXISTING 2 FOOT CONTOUR INTERVAL 01 a--1 -----o---0 EXISTING CHAIN UNK FENCE Q ID- EXISTING SEPTIC TANK V PURCHASER AND ROYAL OAKS REALTY 0 EXISTING STORM MANHOLE SUBDIVIDER: ♦196 Lexington Avenue CD 51 26 m EXISTING SANITARY MANHOLE (612) 483-5518 � CD A EXISTING WATERVALVE SURVEYOR AND Midwest Land Surveyors & ,--1 ® EXISTING WELL DESIGNER: & Civil Engineers Inc. 199 Coon Rapids Bind. w"' —.0-- EXISTING UNDERGROUND GAS Coon Rapids, Mn. 55433 cu (612) 766-6909 2Y EXISTING HYDRANT -4-, ——.—.— EXISTING WATERMAIN U EXISTING SANITARY SEWER w EXISTING STORM SEWER QJ 7 —.—.--t--.— PROPOSED WATERMAIN F— PROPOSED SANITARY SEWER AND MANHOLE v-- PROPOSED STORM CO SEWER AND CATCH BASIN ,-----., 5n-E ,A--• »` S. RC APRON = d+ I V 1.04 RC APRON WITH RIP RAP 1,4 ` '1 , -w-w-- PROPOSED FORCEMAIN P CT - �- x.-/ 3 r - x - • ,:r 7 o VICINITY MAP CCCL U1 C:1 `/73 e) !V ='LACE JTILITY PLAN CITY INN ESOTA. ._.h^_ - .. 'OONNECY TO(815780 8.0P STUB k EXTEND r . AS SHOW. _9 NV..e67.o ' F. 7 003. d'166 N=8)4.00 ..v . a ucn �.I r L.1-/_ • .,1 PARK 7 6 5 4 9 2 l I1 O Vr. -,-- .�n:91,_ 211•k FE] .RY=8)9.2 F ,. .. 1 I .vK INV=871.00 rv.ae686 1 MN2 '•1 { wWbS 22. I - MHJ �, RI.eeB.9MORtH ORXl ExISRNO EES I RI4.19e8.6 wV..8 7 l INV 19)5.9 ' OLE!EXTENO Nv.e79 B8 iFMPORARY NV-19)).: B. CBB A5 S..DY41. -. �. ..... AI CUL-DE-SAC R -896 L# la v888`. \ NV 5n'! I Q 21 ceMH2s ` wy ��.�R = I 5C MN• 14 C8MH22 i / RIN=8)9 JC R. 884 38 �O� rA ycRM=B 90 / ".` Rw 8]6G NV.•858 ePVCy +l/�Nv.B 2S-�� ,x._N 9< .1VE8]:11 ��- 8 .. a�� tl lY LBNN9 �,_ � � ) i/ v1919/e CP _ CB} A -4d ' R .. R B 9 '2'CC82�R15r CB2}RRM1=8)8.26 IRIMu J'e 33 Wv _, BB '., _sib. PoN=881) 120RIM8)826IINv.=8]5.29 1j IB INV. 1 : B 1) 10 I� 1$ '. 'r �wv=8)8.2Irvv i ,I - fB_ FE2 1112 i m� '�1 18 I % T - mu=: � wN_Ba3 9 v 88J;J�I IJ4 (� 54X14 I I NV.. - -:8]]S .-T 1' -- ] 3T R .61;•:1'1%''''''..:1;1;19 S' INV.873.1 iIIN:1378607 =8)6L --_ l W '2G.AVE - • I ,J = 54illt I - N.8759{ r / I _ y } ' ''''' talc 7 8 5 4 -.- $,-; 2 ,..,t„1 1 L• _ , ‘. 17 5 I MH10 1D.- ill s R M ee3o7 sl µ PROPOSED v aeo}i r _ I C14=8. 1 PoM=19190.8 INV. 8)5 {Rl.• UFT '.. �'.si I INV.-889.5(N) I '0.:00: 1sr. Nv 883.81 --.. JI ^1 I INV.-(ees.o(w-r "p I I sunal 4]� ' 6 -rl�1 l r�I- 1-1-1-' i ISI-1-�1 1.-1-1-2,...-4-..6.4,7153-11010.61-5... -1 l�tl m 11-1986;2 \Noun \ iiii ��� MIIMINIV a oo e.op _ ..: V-872.7 1,401, 10403 4 AF - .-.- tl 1 C013 MHO MH7 9 -1 l q1 C821 ` ,0,5 T: MM_8:..6I 89•. -� -M .,03 •M=:ii.0/3 ' •./I IM L 3•NV 1971.91)©iNv RIM.887.08 •M.7. INV 876/i y., .876.86 INV 877 10 { , IN .078.99 NV. J. -E) =880 6.- Nv=88x.48 INV.677 - - 1' -MH DROP 1 4 _3- 2 1 f' F`;„�f + . B 1V..e)z.. 4 3 CBI;-10 c:8 8 wv...87*-[L .. .. I I �, 5 MV.bao 0 RBI; 1.02 Po4=882.5 IRv. 1972+^-'N) ''' J M =8M 21 INV=879.5 . - - _ _ 1 t.' �1 1. _- _ MH9 wV..88e.6 4 w[,-LINE OE THE E I/2 OF THE w,/2 OF SEC 31. tizi RN=683.1 _ 1. O .J INV.-884.3 .1 -yjV ': M 1 1 MATERIALS. FORCEMAIN - 6' PVC C 900) SANITARY SEWER - 8' PVC DR35),0.4% MIN. SLOPE SANITARY SERVICE - 4' PVC SDR35) WATERMAIN - 6' &8' DIP(CL 52) WATERMAIN SERVICE - 1' COPPER STORM SEWER -- RCP NOTES: 1. AU. UTILITIES SHALL BE TO CITY OF ELK RIVER STANDARDS. 2. 7.5' MINIMUM COVER ON WATERMAIN 3. 10' HORIZONTAL SEPARATION BETWEEN mill(T4U1E SANITARY SEWER AND WATERMAIN. 4. SILT FENCE SHALL BE INSTALLED AROUND GRAPHIC SCALE ,00 ALL STORM SEWER STRUCTURES LOCATED IN THE REAR YARD AREAS. MI M 111111M 11111 = 5. ALL EXISTING UTILITY ELEVATION SHALL xALZ N MDT BE FIELD VERIFIED. 1" = 100' „,z.r. A. .recore3 b. ... MIDWEST , a91es Land Surveyors & Civil Engineers, Inc. I 199 Coon Rapids Blvd. Cozen Re9id8.Mn. 551:13 _ i:h!N,,k.._..4 1 / , � ..,,.. Ph 812-788-8909 Fax 812-788-9200 140 Nu. __l I:..3 Book-Page -.:'1 1;;. Aced file ::11 I^.. Poe 1_J'%9- Reg15l,.:'.. N: -- , k(11097-M1d.ee1 land Survevory k 11.11 Engin ere.Inc. -All Rights Reserved RE 3.5E2 10.23:9• RIVERI PRELIMINARY PLAT AN • IN THE OF ELK RIVER, M --IRE E A,_NE a HE w )F'HE NE I;. :a;E ._..-....2636.81 �� / L'` 1011.8 Q: '4§... ., �1 b ZaJ sik \\... OUTLOT A A OS 8.ACRES) � w2• �� 9 �� t� i( 10 \ 1 Am: € i / ---EDGE DF WRIER TAKEN 4 Q1 r a 6 T FROM AERIAL PHOTOGRAPHY \ p DATED a-1993 +{ 1 U / .Q E / •Nr -'� <:Ne1F:LOT MEAS 9 / 11 1 N' IIFiA6URED R ( ! TRINE ASSUMED d ���9' . 278 Y('-'-'.-------".' NIGH WAS • ! 765.4 p LEGEND J PROPOSED STREET LIGHT f'! / c... EXISTING UTILITY POLE / / p EXISTING MAIL BOX — Q 'm0 ,EXISTING TELEPHONE BOX EXISTING TREE "°, DESCRIPTION: THE EAST HALF OF THE WEST HALF OF -•- EXISTING TREE UNE THE NORTHEAST QUARTER OF SECTION 31. r--- EXISTING 10 FOOT CONTOUR INTERVAL TOWNSHIP 33. RANGE 26.SHERBURNE AREA: 40.81 Acres Q7 COUNTY, MINNESOTA. CURRENT ZONING: R-1B Q1 - . EXISTING 2 FOOT CONTOUR INTERVAL `-' o °EXISTING CHAIN UNK FENCE ZONING OF SURROUNDING PROPERTY: (til S EXISTING SEPTIC TANK 1.0 PURCHASER AND ROYAL OAKS REALTY PROPOSED LOTS: URBAN DISTRI' 0) EXISTING STORM MANHOLE SUBDIVIDER: 4196 Lexington Avenue Single F, CU Shoreview, MN 55126 Density I O ® EXISTING SANITARY MANHOLE (612)483-5518 Outiot p A EXISTING WATERVALVE SURVEYOR AND Midwest Land Surveyors & Pork 0 EXISTING WELL DESIGNER: &Civil Engineers Inc. 199 Coon Rapids Blvd. - EXISTING UNDERGROUND GAS Coon Rapids, Mn. 55433 Cll (612) 766-6909 TY EXISTING HYDRANT 4. -,-,-I- EXISTING WATERMAIN U C) —a— EXISTING SANITARY SEWER -.. EXISTING STORM SEWER C) 7 I- CO o o _ -- "1:,,',15Y ,DRAINAGE& �-✓• I ,N,15Y r v -.SEMEN: s 1!/SITE v l� I ^, ;Il... die` ° ,'- , Q1 1 5O ,_AREA OF LOT � �� GE• 3 12.000 S.F.�� aw�.+a, \ sE I ,, - ti I 35'FRONT r __ - SETBACK .. - • v STREET - TYPICAL LOT DETAIL / NOT TO SCALE) -�tl - CC VICINITY EMAP Cl. Cr) O CO r-4 pc, .)---i 'LACE D LANDSCAPE PLAN CITY ENNESOTA. t �fT 91.9 aai 2: Oe3 89.54 1022 ' 1 45.3 i. I.135.0 411] t t j_ 4xr}lLmP- 292.8 cc '22 r I y aA R 4 2 1 � Ir (& f��•.SEUE0,3 ro PARK •N u s� bl 0 3 9. G f e -� u s a. n 13 �;/., \�.!/ .1. .... .'I + ._ 01 Sr r. 5 ....s.r 2.'" axT.. ='-L.,t 33. €hi I_ 262 /`p 145 ,, us o I m 87.8 ] 66 J,D.o 23,2 33 21 i _ ati -o=--9FREE, - ..#---- -$ _--ii'-iii y 97. ��r+��ppgq��� eIli e J' sr-/ js�."te _ ,70.2 r '11]5.0- 165.3 ;Q�16. 50.0 MB 069'1'-I 00 069' - 1044 T yz` 173.4 5 l y� f 13 *3013 Sr " _ i /,x 15. K ,J26. 7.$ I S J I. $ gAr I g 9 s, i� i i 11 ❑12 r.Q 6: S '� sT 1J.00zu.. _ r I �. i" 1 ;d p J... r t „ 6U �p6.i c 1 135.0 11s 165.5 1 a I 185.9 I P i„..., z. r: �" o f L r + ..Y 6 0. r ®'. ' a• z F"s 16 1 Is 19 1 F W o I a I g 1 --, -'- p rt. r 33 -'r1 r M ..'2 o aeoe eat= ee.lr--'tR�" ea.*-- Fe2-s oi5 < '� o � 2 h '$ 1 I WAG i I Li _ -I _ - 5`FI/al9 CAPE BDFEER(SEE DETAIL) Vui ,ntir 2, V. v 17 fel 35.0 I E 165.7 i a f,e5s {J K k.,- .o f 4 C"� 2 31 .r.'.' ' :-k a E al I 1 3 i. ¢ ) • 7 6 ' S 4'P .Y- . �,.,+, , $ tau x \4 ! -I ,t2.1-Li $ I {t6"°s 1.4 I_s:_J E Ls.s., =.m=-=z s. v. �LXrEg I� \ • J I I , a6a ee9 ,....0- , a •f� \ 79.2 1uo - 165.2 I' I'161a I ..� ___ _ ,. JI SO 'Lb\ - _ - ___ _s_____ ._- -Bi--- i , _ fs { k vv STREET- e Be.e 100.0.• 628 02.8 828 92.0 92.0 ez.e'.-- eie 82.8 ,oz4 r r,.!,,:. 0 1'� to 30.0 36.8 Nis 62.8 i I au, d00.,1i. b 6 5 -4 3 1 ,y 2 Y' _imep 10 9 1J 8 17 ,6 ,:.5sr ,>4 a.24.9F itc. ,<1. > s e a.J.o z.r o 1z.lc 5F t.... �, .7 tit �»z.r. _ ; �6 i , �' �>. orzo..Sr a 1 I o�.p x I ¢: ,r7. :]6 :,o t] . �I b _ R a7 - _ ^' 828 62. - V a r H"-9- rg R 57.t - - R-•ttgv e2.8 `'Ei6 `I''b3s`" ,-aca P>1�0-_7144--_62 a aze s2.e e y 1 n F- •-2619 tO 15'LANDSCAPE BUFFER(SEE DETA4) ` -t+z 151 USE a tIE E 1/2 DE rut w 1/2 OF SEE.,,.� ° � . �y. t rr I ...60•(rw.)1 t 1 0 O (� MOO CF WAY LINE MINIMUM LOT REQUIREMENTS •NEER LINE Or ROAD AREA: 12,000 Sq.ft. e� AREA ALONG RIVER: O O aw r 6 O O 15,000 Sq.H• 6(TrP) DENOTES 1 GREEN 451:(1301 2 CALIPER mode u LOT WIDTH: 80 Feat 0 front building setback line = 59 80 Feet Cul-de-sacs 0 front rs.) = I 44 building setback One 34 ACRES) 100 Feet on corer lots o 18 ACRES) 135 Fad minimum lot depth ' 3 h,A!R!!'!" "'k LANDSCAPE BUFFER DETAIL LOTS 1-10, BLOCK 3 BUILDING SETBACKS: LOT 1,BLOCK 1, LOTS 1 & 1A, BLOCK 2 35 Foot Front VARY TREE GROUPING USING RUSSIAN OLIVE. c. 25 Foot Rear TO 8'EVERGREENS AND BIRCH GLUM. TREES 10 Foot Side Street(HOUSE) LANDSCAPE DETAILS 5 Foot Side Street(GARAGE) GRAPHIC SCALE m NO = 6N MIMIIINSI MB Me =Mil SCALA 01 RR 1 = 100' MIDWEST ., Earthy for Nit surmy FM. 3 w a duly r by ere a land Surveyor mr mr.ct w.«.7. ,of e 5. e I o duly register.Land .State Land Surveyors & Civil Engineers, Inc. I W Coon Rapids end ' Poon Rapids.Mn- SSa9O _ i 1 Pn.tll?-786-tlV09 Por'.tl1 2-766-V208 J'°No _ :a a-:8_ Rook-Page __lli-_AV___._Aced nlr +' Re.No._ __Oat.___________ 0 T092-Mid.e.t Lend Surveyors k Civil Engineers.Inc. -Ali Wants Reserved T O Ilr;°,1 Howaro R. Green Company y OAS'tnti'cFAINF S L. CONSULTING ENGINEERS Formerly MSA C'onsulting Engineers October 24, 1997 File: 801610j-0240 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P. O. Box 490 Elk River, MN 5530-0490 RE: RIVERPLACE ADDITION PLAT REVIEW Dear Mr. Ach: As you requested, we have reviewed the submittal package for the Riverplace Addition. This proposed plat is located on the north side of TH 10 just east of Custom Motors. The submittal package was prepared by Midwest Land Surveyors and Civil Engineers, Inc. and consis'ed of a • preliminary grading plan, preliminary utility plan, and a preliminary plat and landscape pan. All three contained revision dates of October 20, 1997. Based upon our review, comments received at the staff review meeting, and a meeting held with the developer, their surveyor, and engineer, we would offer the following comments. A. General One issue that needs to be addressed with this plat is home lowest floor elevations relative to the Elk River 100-year flood elevation. The City Floodplain Ordinance requires the lowest floor be one foot above the 100-year flood elevation. According to their plan, the 100-year flood is at 878.1. Because of their storm drainage system with two ponds and pipe connecting them, the 100-year flood could actually get further onto the property after development than before. We would suggest that all lots impacted by the 100-year flood be identified and their lowest floor meet or exceed the one foot above requirement. Currently, there are numerous lots impacted by the 100-year flood that have lowest floors below this elevation. B. Preliminary Grading Plan • The rear lots of Block 3 appear to have a drainage swale that flows from south to north, and is at less than 1% grade. 1% is the minimum grade acceptable for any overland flow. • At the south end of Block 2, near the TH 10 service road, it is unclear how • drainage will get from the side yards to the street/storm drainage system. This entire area appears to be flat. O:IPROJ\801610j1610-2306.oct doc Sail©"d 97:IT 2,66T-VE-±DO October 23, 1997 Mr. Steve Ach Page Two • It is unclear how the rear yards of Lots 1 -4, Block 5, will drain. This entire area appears to be treed and relatively flat. Some type of positive drainage has to be provided in this area. • The rear yards of Lot 8, 9, and 10, Block 3, have a relatively steep side slope shown. It appears that this side slope is almost 1:1. No grade greater than 3:1 should be allowed in this area. • The rear yard drainage across Lots 6 and 7, Block 1 appears to flow through the middle of the rear yards and not along the drainage and utility easements, provided at the perimeter of the lot. If this is to continue, additional easement will be needed on these lots. It would be advisable to actually move the drainage to the rear lot drainage and utility easement. In cases where this drainage easement is provided, across the middle of the back yard, there could be problems with variances or easement vacations required if the homeowner wants to put on a deck or expand the home. • Where the storm drainage pipe from the southerly pond flows across to the northerly pond between Lot 1, Block 4 and between Lots 20 and 21, Block 5, the emergency overflow elevation should be noted. • The northerly pond shows a high water elevation of 878.9. This would provide for flooding of the rear yards of Lots 15 — 20, Block 5. Additional easement should be provided for this area as it would be inundated in the 100-year flood. • Detailed drainage calculations have been provided. However, we have not had sufficient time to adequately review them for this memo. I hope to have them reviewed prior to the Planning Commission meeting. • The grading plan shows a temporary cul-de-sac at the east end of SIreet C located partially in the park area. However, the grading plan does not indicate any grading for this cul-de-sac. The grading plan should be revised tc sndicate the grading necessary for this temporary turn around. • The grading plan indicates drainage from Block 1 flows across the park through a swale, out to Street C. This does not appear to provide for a very usab e park area with the drainage swale that is provided. Some other means of providing for the drainage should be considered which would allow the park area to be relatively flat for park uses. C. Preliminary Utility Plan • This plat will receive sanitary sewer and water service from the utilities that were jacked under TH 10, along the east line of the Sherbume County Government Center property, with the Western Area Phase 2 improvements. Essentially, water service will be provided through a long dead-end relying on the crossing • under TH 10. An analysis of the water pressure and fire-fighting capability indicates that it is not necessary to loop the water system on the north side of TH 10 for service to this development. -lowarc R. Green Company CONSULTING ENGINEERS O:\PRO.11801610j 1610-230b.oct.do c SO/20'd SP:T T LEE T-t7Z-± O October 23, 1997 Mr. Steve Ach Page Three • When we met with the developer and his engineer we provided several comments regarding minor modifications to the utility system. All these changes have been made with one exception; the hydrant shown between Lots 21 and 22, Block 5, should be moved to the south east corner of Lot 22. • Based on a staff comment, the plat now provides for street and utility access to the west for the Custom Motors site. The street access has been provided at the mid point between Streets A and C. This puts three intersections in relatively close proximity to each other. The closest of these intersectio is are approximately 170 feet apart with the other two intersections over 200 feet apart. We feel that this should be acceptable in this instance because of the limited amount of property to develop to the west. Therefore, there is a limited amount of traffic that will access these intersections. We felt that this access point to the west was better then lining up with Street C which would provide for straight "cut- through" opportunities when the whole area is developed. The straight streets tend to lead to complaints regarding the speed of traffic through neighborhoods. • The plan shows a 10-foot wide bituminous trail along the south plat boundary on the north side of the service road. • One issue that has yet to be resolved is what should happen with the service road relative to this development. Clearly, as this whole area develops, there will be a need to rebuild this road. This road should, at some time, be rebuilt to a City standard section, 32-foot wide with concrete curb and gutter. It may be more appropriate at this time to require the developer to pay an amount of money equal to his share of the rebuilding of the frontage road. At some pair.: in the future, probably when the watermain needs to be relooped, reconstruction of the entire frontage road from Naples Street to the west connection with Th 10 will take place. D. Preliminary Plat and Landscape Plan • The landscape detail shows boulevard trees being planted every 60 feet 6 feet into the lots. We would suggest that these trees be 10 feet into the lots, to keep them out of the drainage and utility easement provided along the front of each lot_ • Along the rear lot lines of Lot 6, 7, and 8, Block 5, additional drainage easement needs to be provided based on the grading plan. • The drainage and utility plan along the rear lot lines of Block 3 needs to be clearly called out. In this area there is a 15-foot landscape buffer planned to be planted, with the drainage and utility easement provided inside of this buffer. The drainage and utility easement should be labeled in width and location. Consideration should be given to whether or not the City is interested in having a separate document that provides for a landscape easement. Where the • landscaping is planned along the south plat boundary and the rear lot lines of Block 3, as it stands right now, a homeowner on any one of these lots would have the right to remove the landscapingthat is planned to be planted. If a -oward R.Green omcany CONSULTING ENGINEERS O:IPROJ1801610j16]0-2306.oct.doc SOibe'd SS:TT 2,66T-bZ-100 Se'd 14101 October 23, 1997 Mr_ Steve Ach Page Four separate landscape easement is provided, it would preclude the future home owners from removing this vegetation. • Glen Sundeen from the Municipal Utilities has suggested that seven stre,=_1 lights be provided with this plat. These should be located at the south end of S:reet A, at the corner by the park on Street A, at the south end of Street B at the intersection of Streets A and B, at the intersection of Streets B and C, at the rear of the cul-de-sac on Street B, and at the curve located by Lot 17 Block 5 If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J. aurer, P.E. • TJM/et O.lproj18016101610-2306.oct • Howard R. Green Company CONSULTING ENGINEERS O:IPROJ1801610j1610-2306.oct_doc S©/S©'d 917:TT L66T—VE-100